Knowing when to make your second investment is 75% maths and 25% emotion
No two people are the same. The decision to either pay off a mortgage or invest in another asset will depend entirely on the person, their assets, their liabilities and their aversion to risk and debt.
As finance expert Noel Whittaker puts it, "The level of gearing a borrower is comfortable with will depend on three things: assets, income and stomach muscles."
So, if you’re trying to figure out whether to pay off your mortgage or invest in another property, ask yourself, "How’s my cash flow and am I ready to take on a bit of risk?"
Brenton Tong, Head of Strategy at Financial Spectrum Financial Planners
Financial expert Noel Whittaker says the effects of compound interest demonstrate why it's a good idea to look for an additional investment as your original loan term comes to an end.
"How compound interest works is that as the loan term increases, small increases in payments make a big difference," he says.
For instance, if you owe $150,000 at 6.5% interest being repaid over 30 years, your monthly repayments will be $948 and you will pay a total of $191,000 interest. If you pay an extra $170 a month, you can take 10 years off the time it takes you to pay your mortgage and you will pay $118,000 in interest, saving yourself $73,00. To reduce the loan term from 30 to 10 years, you would need to pay an extra $170 a month again - taking total repayments to approx. $1703. and paying $54,380 in interest. But once the loan term is down to about 10 years, extra payments don’t help borrowers as much as if extra payments were being made on a 30 year loan.
"Once you reach a certain point in the loan term, about 10 years, compounding interest doesn't matter as much any more. Once you reach a 10 year term, you’re better off using your money to invest. If the mortgage is under control, you’ll save little to no interest on upping the payments and you’re missing out on what could have been five to 10 years growth if you invested in another property," Whittaker says.
Know your life plan
Brenton Tong’s tip for people looking to invest in a second property:
Brenton Tong had this to add on making up your mind about taking on a second home or investment loan.
"The decision to invest in another property when you already have a home loan is a pretty big decision because you’re taking on more debt - probably the most important consideration is your financial position at the time when you’re going to be looking at doing that - and the number one factor when you’re looking at your financial position is your cash flow.
"You can have an enormous amount of equity in your property and you could almost have your property paid off, but if you don’t have the available cash flow to fund additional debt then you’re going to be putting yourself in harm's way. If, on the other hand, your debt is quite high and your equity is quite small yet you still have an abundance of cash flow, then quite possibly you might be in a position where you can get into property investment much earlier than you think you can."
Comparing home loans is a great way to grow your knowledge about your options.